The two PUD types described in Sec. 35-3704, above, may be approved in the following three stages:
(1) OUTLINE DEVELOPMENT PLAN. An Outline Development Plan (ODP) is an optional but encouraged first step prior to an application for a preliminary development plan for a parcel of at least 20 acres. The purpose of an ODP is to demonstrate conformance with the adopted Comprehensive Plan, compatibility of land use and coordination of improvements within and among individually platted parcels, sections or phases of a development prior to the approval of a preliminary plan. At ODP, the proposed zoning for the entire property or for each “pod” designated for development on the plan is established. This step is recommended for larger, more diverse projects that are expected to be developed over a long period of time. Through this process, the general pattern of development is established with a range of densities and intensities assigned to individual “pods” that will be the subject of future, more detailed planning.
a. Controlling Document
. All subsequent preliminary and final plans and all future development on the property shall be consistent with the approved ODP.
b. Required Information
. Detailed application requirements for ODP approval are provided in Sec. 35-2205. At a minimum, plans and information submitted at this stage shall include:
1. A conceptual (“bubble”) plan drawing of the general land use layout and the general location of major public streets and/or private drives.
2. A general written description of the proposed PUD including:
(a) General project themes and images;
(b) The general mix of dwelling unit types and/or land uses;
(c) Approximate residential densities and non-residential intensities as described by dwelling units per acre, floor area ratio, maximum building sizes, and impervious surface area ratio;
(d) The underlying zoning district(s) for the PUD;
(e) The general treatment of natural features;
(f) The general relationship to nearby properties and public streets;
(g) The general relationship of the project to the Comprehensive Plan;
(h) An initial draft of density and intensity, bulk, landscaping, and parking and loading standards for the development;
(i) A development phasing schedule.
(2) PRELIMINARY PLAN.
a. Approved ODP
. If the property has an approved ODP, the purpose of the preliminary development plan is to ensure consistency with the uses, density/intensity, bulk, performance, and other standards of the approved ODP and proposed PUD rezoning ordinance for the specific area included in the preliminary plan. Unless specified otherwise with the ODP, the applicant shall have the option of proposing either a planned unit development district or planned unit development site. Typically, the PUD rezoning ordinance is acted upon at this stage concurrent with action on the preliminary plan. However, should the City Council find that a proposed planned unit development district or site lacks sufficient detail to ensure that future development will be of the intensity and quality proposed by the applicant and envisioned by the City Council, it may defer action on the PUD rezoning ordinance until the final plan stage.
b. No Approved ODP
. If the property has no approved ODP, the purpose of this stage is to answer the question, “Should this use, with this specific intensity/density, designed in this particular manner, be constructed on this site?” In designing the plan, the applicant shall have the option of proposing either a planned unit development district or planned unit development site. Typically, the PUD rezoning ordinance is acted upon at this stage concurrent with action on the preliminary plan. However, should the City Council find that a proposed planned unit development district or site lacks sufficient detail to ensure that future development will be of the intensity and quality proposed by the applicant and as envisioned by the City Council, it may defer action on the PUD rezoning ordinance until the final plan stage.
c. Controlling Document
. All subsequent final plans and all future development on the property shall be consistent with the approved preliminary plan.
d. Required Information.
Detailed application requirements for preliminary plan approval are provided in Sec. 35-2205. At a minimum, plans and information submitted at this stage shall include:
1. A General Development Plan Drawing of the proposed project showing at least the following information in sufficient detail to make an evaluation against the criteria for approval provided in Sec. 35-2205.
(a) A conceptual plan drawing of the general land use layout and the general location of major public streets and/or private drives;
(b) Location of recreational and open space areas and facilities and specifically describing those that are to be reserved or dedicated for public acquisition and use;
(c) Statistical data on minimum lot sizes in the development, the approximate areas of large development lots and pads, density/intensity of various parts of the development floor area ratio, maximum building sizes, impervious surface area ratio and landscape surface area ratio of various land uses, expected staging, and any other plans required by the Plan Commission or City Council; and
(d) Notations relating the written information required in subparagraph 4. below, to specific areas on the preliminary plan drawing.
2. A general conceptual landscaping plan for subject property, noting approximate locations (where applicable) of foundation, street, yard and paving, landscaping, and the compliance of development with all landscaping requirements of this Code (except as noted in the listing of exceptions) and the use of extra landscaping and bufferyards.
3. A general signage plan for the project, including all project identification signs and concepts for public fixtures and signs (such as street light fixtures and/or poles or street sign faces and/or poles) which are proposed to vary from City standards or common practices.
4. A general written description of the proposed PUD including:
(a) General project themes and images;
(b) The general mix of dwelling unit types and/or land uses;
(c) Approximate residential densities and non-residential intensities as described by dwelling units per acre, floor area ratio, maximum building size, and impervious surface area ratio;
(d) The underlying zoning district(s) for the PUD;
(e) The general treatment of natural features;
(f) The general relationship to nearby properties and public streets;
(g) The general relationship of the project to the adopted Comprehensive Plan;
(h) A Statement of Rationale as to why PUD zoning is proposed. This shall identify barriers that the applicant perceives in the form of requirements of standard zoning districts and opportunities for community betterment the applicant suggests are available through the proposed PUD zoning;
(i) A general list of density and intensity, bulk, landscaping, and parking and loading standards for the development for the proposed PUD and the location(s) in which they apply;
(j) A written report that provides general information about the site conditions, development objectives, covenants, conservation easements, or agreements that will influence the use and maintenance of the proposed development may be required for larger or more complex projects; and
(k) A development phasing schedule.
5. All information required by the Moline Subdivision Code for a preliminary plat, where applicable.
(3) FINAL PLAN. The final development plan and final subdivision plat where applicable, act as the blueprint for development of a PUD project. The plan and the plat ensure consistency with the approved preliminary development plan and specific development and construction requirements of various adopted city codes. If the rezoning ordinance was not acted upon at the Preliminary Plan stage it will be acted upon at the final plan stage. A final plan may include all or only a portion of the area of the entire PUD, consistent with the development phasing schedule approved with the preliminary plan.
a. Required Information
. Detailed application requirements for final plan approval are provided in Sec. 35-2205. At a minimum, plans and information submitted at this stage shall include:
1. A final plan drawing of the proposed project showing at least the following information in sufficient detail to make an evaluation against the criteria for approval contained in Sec. 35-2205:
(a) For a prepared PUD site, a final site plan conforming to all the requirements of Sec. 35-2105;
(b) For a PUD district final subdivision plan conforming to all the requirements of the Moline Subdivision Ordinance;
(c) Location of recreational and open space areas and facilities and specifically describing those that are to be reserved or dedicated for public acquisition and use;
(d) Statistical data on minimum lot sizes in the development, the precise areas of all development lots and pads, density/intensity of various parts of the development, floor area ratio, maximum building site, impervious surface area ratio and landscape surface area ratio of various land uses, expected staging, and any other plans required by the Plan Commission or City Council; and
(e) Notations relating the written information required in subparagraph e. below, to specific areas on the final plan drawing.
2. A landscaping plan for the subject property, specifying the location, species, and installed size of all trees and shrubs. This plan shall also include a chart that provides a cumulative total for each species, type and required location (perimeter, foundation, yard, street, paved area or bufferyard) of all trees and shrubs.
3. A series of building elevations for the entire exterior of all buildings in the Planned Unit Development site, including detailed notes as to the materials and colors proposed.
4. A general signage plan for the project, including all project identification signs, concepts for public fixtures and signs (such as street light fixtures and/or poles or street sign faces and/or poles), and signage themes which are proposed to vary from City standards or common practices.
5. A written description of the proposed final plan that demonstrates the full constraints of the proposed final plan with the approved preliminary plan.